9685 N Westridge Ter · Inglis, FL 34428

$199,000

3 bd · 2.0 ba · 1,548 sqft · Manufactured public records · 35 Days on market

Built 1989 1.03 ac lot

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your slice of paradise near Lake Rousseau! This spacious double-wide mobile home sits on a beautiful, fenced 1-acre lot, offering ample space for relaxation and recreation. Home features three bedrooms and two full baths. Spacious open living room with vaulted ceilings. Enjoy added living space in the bonus room with a sperate entrance to the back patio. The kitchen provides a nice space to cook! The front Florida room is perfect for enjoying the sunsets or early bird sunrises! Inside laundry room. This great location offers convenient access to fishing and boating just moments away. The property features a workshop with power, perfect for DIY enthusiasts or hobbyists, as well as a convenient 2-car carport. Whether you're seeking a weekend retreat or a permanent residence, this property offers the ideal combination of comfort, convenience, and natural beauty. New AC in 2021.

Key facts

• Expansive lot
• Over an acre
• Rv or boat storage

Tags

• OVER AN ACRE
• MATURE TREES
• NATURAL FLORIDA LANDSCAPE
• SPLIT BEDROOM FLOOR PLAN
• EXPANSIVE LOT
• RV OR BOAT STORAGE

Property features AI

Finance

• Other: Located in the Mini Farms subdivision

Exterior

• Parking: 2 parking spaces total; Attached carport; Driveway; Detached parking not specified
• Utilities: Private well water; Septic tank sewer
• Home design: Manufactured home (double wide); Single-story
• Construction: Metal roof
• Exterior features: Level, wooded lot; Private maintained road / private road access; RV access/parking; Unpaved/gravel driveway and parking; Private parking lot

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Dishwasher not listed
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Water softener (owned)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 5.1% in Inglis — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#796 in FL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Citrus (rural): math 49% / reading 50% proficiency, ranked #44 of 73 in FL (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crystal River Primary School (math 45% / reading 55%, grade D+, #1,070 of 2,144 statewide, top 51%, 654 students, 70% FRL); Crystal River Middle School (math 49% / reading 47%, grade C-, #286 of 571 statewide, top 50%, 900 students, 64% FRL); Crystal River High School (math 31% / reading 44%, grade F, #336 of 667 statewide, top 51%, 1,249 students, 56% FRL).
• Market conditions: 320 active listings in the ZIP; 2,443 units permitted in Citrus County in 2024 (0 in 5+ unit buildings).
• At $2,103/mo this rent would consume 50% of the median local household income ($51k/yr) (locally 264% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Citrus County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $160k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-4,652
• Equity at exit: $29,672

10-year hold

• IRR: 7.5%
• Equity multiple: 1.56×
• Total profit: $31,317
• Equity at exit: $17,206

Cash invested: $55,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 34428

• Home prices YoY: -15.3%
• Active inventory: 320
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,103 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$101 /mo · $1,211/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $434

Break-even live

Break-even rent $1,554

Max offer price $199,000

Occupancy floor 74%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $199,000 Active 35 DOM
2. 2026-06-18
   days on market $199,000 Active 34 DOM
3. 2026-06-17
   days on market $199,000 Active 33 DOM
4. 2026-06-16
   days on market $199,000 Active 32 DOM
5. 2026-06-15
   days on market $199,000 Active 31 DOM
6. 2026-06-14
   days on market $199,000 Active 29 DOM
7. 2026-06-13
   days on market $199,000 Active 28 DOM
8. 2026-06-09
   days on market $199,000 Active 25 DOM
9. 2026-06-08
   days on market $199,000 Active 24 DOM
10. 2026-06-07
    days on market $199,000 Active 23 DOM
11. 2026-06-03
    days on market $199,000 Active 19 DOM
12. 2026-06-02
    days on market $199,000 Active 18 DOM
13. 2026-06-01
    days on market $199,000 Active 17 DOM
14. 2026-05-31
    days on market $199,000 Active 16 DOM
15. 2026-05-30
    days on market $199,000 Active 15 DOM
16. 2026-05-15
    listed $199,000 Active
17. 2024-05-23
    soldstatus $160,000
18. 2024-05-17
    soldstatus $160,000 Closed 898-char remark

    Show marketing remark (898 chars)

    Welcome to your slice of paradise near Lake Rousseau! This spacious double-wide mobile home sits on a beautiful, fenced 1-acre lot, offering ample space for relaxation and recreation. Home features three bedrooms and two full baths. Spacious open living room with vaulted ceilings. Enjoy added living space in the bonus room with a sperate entrance to the back patio. The kitchen provides a nice space to cook! The front Florida room is perfect for enjoying the sunsets or early bird sunrises! Inside laundry room. This great location offers convenient access to fishing and boating just moments away. The property features a workshop with power, perfect for DIY enthusiasts or hobbyists, as well as a convenient 2-car carport. Whether you're seeking a weekend retreat or a permanent residence, this property offers the ideal combination of comfort, convenience, and natural beauty. New AC in 2021.

19. 2024-04-03
    status Pending 898-char remark

    Show marketing remark (898 chars)

    Welcome to your slice of paradise near Lake Rousseau! This spacious double-wide mobile home sits on a beautiful, fenced 1-acre lot, offering ample space for relaxation and recreation. Home features three bedrooms and two full baths. Spacious open living room with vaulted ceilings. Enjoy added living space in the bonus room with a sperate entrance to the back patio. The kitchen provides a nice space to cook! The front Florida room is perfect for enjoying the sunsets or early bird sunrises! Inside laundry room. This great location offers convenient access to fishing and boating just moments away. The property features a workshop with power, perfect for DIY enthusiasts or hobbyists, as well as a convenient 2-car carport. Whether you're seeking a weekend retreat or a permanent residence, this property offers the ideal combination of comfort, convenience, and natural beauty. New AC in 2021.

20. 2024-03-11
    listed $185,000 Active 898-char remark

    Show marketing remark (898 chars)

    Welcome to your slice of paradise near Lake Rousseau! This spacious double-wide mobile home sits on a beautiful, fenced 1-acre lot, offering ample space for relaxation and recreation. Home features three bedrooms and two full baths. Spacious open living room with vaulted ceilings. Enjoy added living space in the bonus room with a sperate entrance to the back patio. The kitchen provides a nice space to cook! The front Florida room is perfect for enjoying the sunsets or early bird sunrises! Inside laundry room. This great location offers convenient access to fishing and boating just moments away. The property features a workshop with power, perfect for DIY enthusiasts or hobbyists, as well as a convenient 2-car carport. Whether you're seeking a weekend retreat or a permanent residence, this property offers the ideal combination of comfort, convenience, and natural beauty. New AC in 2021.

21. 2011-03-31
    soldstatus $75,000
22. 1989-04-01
    soldstatus $10,100
23. 1986-06-01
    soldstatus $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,211 · $101/mo
• Projected year-2 tax: $1,652 · $138/mo
• Expected delta: +$441/yr (+$37/mo · 36.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,239
• − Mortgage interest: −$11,147
• − Property taxes: −$1,211
• − Insurance: −$995
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − Depreciation: −$5,789
• Taxable income: $2,059
• Est. tax owed @ 24.0%: −$494
• After-tax cash flow: $4,716/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Citrus
• NCES district ID: 1200270
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 50% ▼ -6.00%
• Median HH income: $38,618
• Composite: 41.28/100
• National rank: #3519
• State rank: #44 of 73 in FL

Livability — Inglis

• Score: 61/100
• State rank: #796
• US rank: #18314

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety C- User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Citrus County · 111,314 people
• City population: 10,163
• Metro: Homosassa Springs, FL
• Population (ZIP): 10,163
• Household income: $50,779
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 264.0

Population outlook (Citrus County) Hauer SSP2

• Today (2025): 138,622 people
• By 2030: 136,886 · -1.3%
• By 2040: 132,009 · -4.8%
• By 2050: 125,196 · -9.7%
• By 2075: 108,570 · -21.7%
• By 2100: 84,454 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 5% · Canada, Jamaica, South Korea
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Citrus

• 2024 margin: Solid R (+45.9) · D 26.8% · R 72.6%
• 2008→2024 swing: -29.8pp toward R · 2008: -16.1pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+41.0 2016: R+39.7 2012: R+21.9 2008: R+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.32%
• Current HPI: 317.7637
• Rent YoY: —
• Metro: Homosassa Springs, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+1226.7% since first listed

8 events — show timeline

• 2026-05-15 Listed $199,000 RACC
• 2024-05-23 Sold (Public Records) $160,000 Public Records
• 2024-05-17 Sold (MLS) $160,000 RACC
• 2024-04-03 Pending — RACC
• 2024-03-11 Listed $185,000 RACC
• 2011-03-31 Sold (Public Records) $75,000 Public Records
• 1989-04-01 Sold (Public Records) $10,100 Public Records
• 1986-06-01 Sold (Public Records) $15,000 Public Records

Property tax history

+19.0%/yr

Latest (2025): $1,211 · +237.0% YoY. Source: county tax records.